You're starting early so weighing more on appreciation than pure cash flow will likely pay more dividends on the exit.

Then you can really sell that experience too compared to a purely residential on. 

I see pure hustle, 100% dedication, and power of partnership playing out here.I can't wait to read more success stories from you.Keep winning man.

Additionally, I’m unclear on how their ARV analysis is conducted since most properties can be found on Redfin or Zillow — does it involve an in-person visit, or is it purely data-driven using comps and suggested repairs?

A lot of these aggressive tactics that the purely business people mention are the reason that some states and cities have created rules that now make it harder on Landlords to run their properties.

purely investment long term.

So even if these companies gave you pure bonified SEO leads,  they were expecting to deal with THEM, not you.People do not understand the psychology of a conversion. 

Fyi, after my research on about a half a dozen property management companies I ended up engaging with Spinnaker in Tacoma mainly due to the fact that they don't provide any brokerage services just pure property management.

This is purely an assumption though and one that can be confirmed if reviewing the operating/partnership agreements.

I am very fortunate to say that I can generator about $800 pure cashflow from this investment.